Northcote · Wandsworth · Battersea constituency · 51.45161, -0.16053

SW12 8TZ— Northcote, Wandsworth

Location and area intelligence for SW12 8TZ, Northcote, Wandsworth

Strong, well-rated schools nearby

 

Schools 100%Safety 87/100Transport 41/100~2% yield · indicativeOnly 1 sales — thin data

Best for: Families, Owner-occupiers

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Strong for families — high safety and school scores

Liveability
68
Safety
87
Schools
90
Transport
41
Environment
60
Investment
26

The bottom line

SW12 8TZ offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Owner-occupiers.

Less suited to Car-free commuters.

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Location

SW12 8TZ

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
Very highOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+35.0% vs London avg
vs London crime-55.0% vs London avg

Deep-dive guides for SW12 8TZ

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How SW12 8TZ has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

Honeywell Junior School

Good · Inspected Jul 2022 · 5 min walk

KS2: 110.3

—

Secondary

Chestnut Grove Academy

Not yet inspected · 11 min walk

P8: +0.43A8: 57.3

100% of local schools rated Good or Outstanding · based on 21 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Balham Nursery School

Not inspected · 9 min walk

5 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

29.3 incidents per 1,000 residents

Better than 79% of London
→ Stable

-55% vs borough

Crime by type

Vehicle crime53%
Anti-social behaviour19%
Violence & sexual offences16%
Other7%
Drug offences2%
Burglary2%
Theft0%
Robbery0%

Road safety

99

Road safety score

1

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Tooting Fire Station · 1.5km

Crime is 55% below London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)1
New build0.0%
Price per m²£6,185/m²
Price per ft²£575/ft²
Avg floor area179.8 m²

EPC breakdown

C
3%
D
10%
E
1%
F
2%

Based on 16 properties · Confidence: medium

Street mix

Semi 44%Terraced 3%Detached 9%Flat 44%

LHA rates — Inner South West London

Shared room£685/mo
1 bedroom£1420/mo
2 bedrooms£1700/mo
3 bedrooms£2160/mo
4 bedrooms£2900/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Rebuild cost estimate£449,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band GAnnual charge £1,408
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2024 · CAGR

+2.2%

Total change

+87%

Market Activity

Price Velocity & Acceleration

Current Velocity

-73.3%

per year

Acceleration

-51.90

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £175k–£200k · P75: £125k–£150k · 34 sales

Property Type Mix

Total: 34 sales

Detached8.8%
Semi-detached44.1%
Terraced2.9%
Flat/maisonette44.1%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–1999£505k£351k-30.6%3
Post-dot-com plateau2001–2004£147k£183k+24.5%1.3
Pre-crash peak2005–2007£588k£2.60m+342.6%1.7
GFC & correction2008–2012£2.10m£320k-84.8%1
Help-to-Buy recovery2014–2015£451k£2.20m+387.8%1
Brexit uncertainty2017–2017£1.95m£1.95m+0%1
Pandemic surge2020–2020£572k£572k+0%1
Rate-rise correction2022–2023£4.50m£3.54m-21.4%1.5
Current market2024–2024£945k£945k+0%1

Price Trajectory by Type

Semi-detachedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Semi-detached

+0% alpha

Flat/maisonette+0% α
Local
16.4%
District
16.4%
Semi-detached+0% α
Local
14.2%
District
14.2%

CAGR over 2yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

70out of 100SellerBuyer

Market condition

Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume75
Seasonal Timing6
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Below London average
Balham StationNorthern line
12.3 min walk
Wandsworth Common→ Victoria· 8 tph
12 min

Nearby stations

Wandsworth CommonNational Rail
8 min walk
Clapham South Underground StationNorthern
11 min walk
Balham Underground StationNorthern
13 min walk
Clapham Junction Rail StationWindrush · Mildmay
19 min walk
Tooting Bec Underground StationNorthern
22 min walk
No bus stops within 400m

33

Walkability score

22

Footpaths (500m)

2

Santander docks (800m)

0.7 km

Nearest cycle dock

Central London commute times

London Bridge46 min ↑
Victoria ★34 min
Waterloo37 min ↓
Canary Wharf57 min ↑
City47 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

0

EV chargers (800m)

Nearest car park392m
Santander docks (800m)2
Nearest cycle dock0.7 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 4.6 km away✗ Not Green Belt✗ Not AONB2% green spaceTree canopy: 70%
Less green space than 88% of London

Nearest SSSI: Barn Elms Wetland Centre SSSI — 5.8 km

Energy

Solar: 853 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.8 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

TRINITY HOSPICE

30 CLAPHAM COMMON, NORTH SIDE, SW4 0RN

19 min walk

0

GPs within 1km

4

Dentists within 1km

1

Care homes (1km)

Nearest hospitalSpringfield University Hospital · 1.8 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

24

Parks (1km)

4

Restaurants (800m)

3

Cafes (800m)

1

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

5

Sports (1km)

1

Convenience

Nearest supermarketLondis · 475 m
2 tennis courts2 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
1,353 licensed premises in borough670 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

852m

Post office

Nearby shops

North and South Wines287 m
Amco Newsagents465 m
Tierra Verde534 m
Bella's Fruit & Veg763 m

Nearby cafes

Pottery Café509 m
Pintus575 m
The Skylark Cafe691 m
Caffè Nero733 m

Nearby restaurants

Dal Romano255 m
KIBOU345 m
Manifesto Pizza514 m
Numero Uno563 m

Nearby pubs

The Nightingale257 m
The Bolingbroke356 m
Eagle Ale House432 m
The Hope696 m

Nearby gyms

Semokwan Hapkido Academy278 m
Four Sides337 m
Abi's Fitness Studio1.1 km

Nearby pharmacies

Northcote Pharmacy580 m
Bellevue Pharmacy786 m
Superdrug995 m
Goys the Chemist1.0 km

Nearby health

Dental Surgery578 m
Bolingbroke Medical Centre742 m
Smart Medical Clinics801 m
Glow Dentist802 m
Food hygiene (5-star)65% of 37

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
195

High street

E

High street health

Investment

Investment grade, yield and market outlook

26

Investment score

Weak

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Low gross yield (2.4%) makes this better for owner-occupiers than buy-to-let investors. Capital growth outlook is moderate.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
2.4% (low)London avg: 3.8%Low yield — bottom 25% of London
Gentrification score20/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition195
Sales last 12 months0

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+5.0%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

4/100

Velocity score

Future outlook

62.3

Price growth score

C
Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score25/100
Bakerloo Extension route6,460m
Crossrail 2 route1,242m

Demographics

16 Jun

Population, deprivation and income

Decile 9/10

Least deprived

Index of Multiple Deprivation

Less deprived than 90% of London

Rank: 29,748 nationally

1,468

Est. population

22,892/km²

67%

Employed

71%

Degree educated

£56,700

Median income

0.9%

Claimant rate

SuburbanVery high densityOwner occupiers / families

48

Community stability

Age profile

28%
20%
25%
19%
Under 1828%
18–3420%
35–4925%
50–6419%
65+9%

Tenure

27%
34%
25%
14%
Own outright27%
Own (mortgage)34%
Private rent25%
Social rent14%
Shared ownership1%

Ethnicity

64%
18%
White British64%
White Other18%
Asian4%
Black9%
Mixed5%
Other1%

Employment & lifestyle

Managerial / professional60%
Routine / semi-routine9%
No car household28%
Unemployed4%
No qualifications5%

Housing tenure (Census 2021)

Private rent25%
Social rent14%

vs. London

Income vs London+35.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
13
Planning apps (12 months)
41
Planning apps (3 years)
43
Local approval rate
90%
Borough approval rate
92%
Opportunity area
No
CIL rate (residential)
£300/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
2
Under construction
2
Completed (3yr)
16
Largest scheme
22 homes · Ivor Mayor Lodge, 93, Ivor Mayor Lodge, 93, Thurleigh Road, SW12 8UP
Pipeline pressure
LOW

Named schemes (500m)

Ivor Mayor Lodge, 93, Ivor Mayor Lodge, 93, Thurleigh Road, SW12 8UP22 homes
completed
91, 91, THURLEIGH ROAD, SW1219 homes
completed
Homeless persons Unit 40-42, Homeless persons Unit 40-42, Nightingale Square, SW12 8QL10 homes
completed
86, 86, Thurleigh Road, SW12 8UD8 homes
completed
Abbott House, Abbott House, Nightingale Lane, SW12 8NW6 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
26.0%
Election year
2026
MP
Marsha De Cordova (Labour)
MP majority
12,039
Constituency
Battersea

Councillors

Aled Richards-JonesConservative
James Kenton CraigConservative

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Key facts for SW12 8TZ

Full postcodeSW12 8TZ
Postcode districtSW12
BoroughLondon Borough of Wandsworth
WardNorthcote
Latitude51.451606
Longitude-0.160534
Parliamentary constituencyBattersea
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
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Ordnance
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